Planning Report

Date:	November 21, 2000

Subject:	Special Use Permit & Site Plan

Applicant:	Mark Beisswenger (Do It Best Hardware)

Request & Background

To consider a special use permit for the purpose of expanding and reconfiguring the existing parking lot in front of Do It Best Hardware located at 1360 Old Highway 8 NW. The subject property is located within the new MX-Mixed Use Zoning District. The required setback for off-street parking areas in the MX District for retail uses is 30 feet. However, these setback requirements may be reduced by Special Use Permit. The specific request is to reconfigure the parking lot with a 25 foot setback from Old Highway 8 NW.

Retail business operations, including Hardware stores, are allowed in the MX District provided they do not exceed 22,000 square feet in size (Beisswenger's is 22,384 square feet ).

Beisswenger's did however, receive a site plan approval in 1987 for an addition similar to what is being proposed. A condition was placed upon the rezoning of all of the MX property that any approved site plan by the City of New Brighton from 1985 until the effective date of the Ordinance (1999) could be developed as long as the improvements are made by January 1, 2005. Mr. Beisswenger is not proposing to complete those approved plan, rather he would like to expand the off-street parking area, as there is currently a shortage of on-site parking.

Based upon the attached staff report from 1987, approval was granted for a total of 33,000 square foot building to be constructed in two phases. As demonstrated, the City's Zoning Ordinance has changed since 1987, in particular, its regulations of off-street parking. A summary of some of the key issues involved with the 1987 approval were as follows:

94 off-street parking stalls required. At the time of approval, the City did not have off-street parking regulations. Therefore, the Institute of Traffic Engineers requirement of 3.2 spaces per 1,000 square feet of building area was used.

6,600 square feet of outside storage was allowed. Upon completion of phase II, the exterior storage would have to be eliminated.

33,000 square foot building was to be constructed in two phases. No building additions are proposed.

Findings

Section 8-010, Site Plan Review

Site Characteristics

1.	Location:	1360 Old Highway 8 NW

2.	Size:	2.93 acres.

3.	Topography:	Relatively flat.

4.	Vegetation:	None

5.	Sensitive Areas:	Ponding area in the southwest corner of the lot

Site History

1.	Past Uses:	Beisswenger's Hardware

2.	Historical Significance:	Long time New Brighton Business

Departmental Considerations

Community Development

1.	Existing Use:	Beisswenger's Hardware

2.	Proposed Use:	Beisswenger's Hardware

3.	Surrounding Land Uses:

North:	Heavy Industrial (Bury property)

South:	Light Industrial (Mauradus Printing)

East:	Light Industrial

West:	Long Lake Regional Park & Bury property

4.	Density/FAR:	Allowed: 40% Proposed: 30%

5.	Building and Parking Setbacks:	Approved plans in 1987 met the minimum required parking and drive aisle setback. However, the proposed plan calls for a 25 foot parking and drive aisle setback off of Old Highway 8, however, setbacks may be reduced in the MX District, subject to approval of the City Council, if pedestrian linkages to Long Lake Regional Park and neighboring development is provided along with an approved streetscape plan. Therefore, if the applicant wishes to decrease the required setbacks, a landscape/streetscape plan must be submitted, showing landscaping along Old Highway 8.

6.	Landscaping/Screening:	The applicant does not wish to submit a landscape/streetscape plan, rather he has stated that he would agree to install landscaping as required by the City.

This is the first application of MX, Mixed Use Ordinance, and the City is currently working on an overall development plan, therefore, staff is recommending that the City hire a professional Landscape Architect to draft a Landscape/Streetscape Plan for this area of Old Highway 8. The applicant would then be required to install the landscaping as required within the approved Old Highway 8 Landscape Plan when completed.

7.	Total Parking:	Required in 1987: 108 Stalls / Proposed: 108 Stalls

8.	Stall Size:	9 x 18 (complies)

9.	Aisle Size:	24 feet (complies

10.	Total Drives:	One off of Old Highway 8 & One off of Walburn Court (Walburn Court is a private road)

11.	Drive Size:	30 feet wide (complies)

12.	Concrete Curbing:	To be provided

13.	Parking Area Surface:	Bituminous

14.	Impact on Surrounding Land Uses:	Minimal

15.	Comp Plan Designation:	Mixed Use

16.	Zoning:	MX, Mixed Use

17.	Other Considerations:	None

Public Works

1.	Streets:	No streets are proposed as part of this project.

2.	Curb Cuts:	Existing

3.	Utilities:	Available

4.	Easements:	None

5.	Grading/Drainage:	No changes are proposed

6.	Rice Creek Watershed District:	A stormwater pond was constructed in the southwest corner of the site, per the requirement of the Watershed District in 1987.

7.	Environmental Concerns:	None

8.	MPCA:	None

9.	Other Considerations:	None

Building Official

1.	Structure Size:	No structural additions are proposed at this time.

2.	Structure Height:	NA

3.	Exterior Treatment:	NA.

4.	UBC Compliance:	NA

5.	Other Considerations:	None

Sanitation/housing

1.	Weeds:	NA

2.	Garbage/Rubbish Enclosures:	NA

3.	Other Considerations:	NA

Parks

1.	Proximity of Parks:	Long Lake Regional Park

2.	Proximity to Community Facilities:	NA

3.	Impact on Parks:	Minimal

4.	Impact on Community Facilities:	Minimal

5.	Other Considerations:	None

Fire

1.	Access to Site:	Adequate

2.	Y Connection:	Adequate

Police

1.	Accident Counts:	None of record

2.	Violations:	None of record

3.	Traffic Safety:	Adequate

4.	On-Street Parking:	None

5.	Lighting Plans:	Security lighting and parking lot lighting shall be required

6.	Other Considerations:	None

Recommendation

Motion to waive the reading and adopt the attached resolution recommending approval of SP00-16, subject to the following conditions:

1.	Perimeter curbing must be installed around the off-street parking area.

2.	All off-street parking and drive areas be paved with bituminous surface (with the exception of the shared access area with the business to the south).

3.	All off Street parking stalls shall be marked with white or yellow painted lines not less than four (4) inches wide.

4.	In order to reduce the front yard setback from 30 feet to 25 feet, the applicant shall be responsible for installation of all required landscaping along Old Highway 8 to be consistent with an approved landscape/streetscape plan to be completed by a landscape architect.

5.	Provision of a bond or letter of credit in the amount equal to 100% of the cost to install landscaping, curbing and paving to ensure that these items are installed per the approved plans.

Cary K. Teague, City Planner